7301 NE 175th St #303 · Kenmore, WA 98028

$75,000

2 bd · 1.0 ba · 864 sqft · Manufactured · 41 Days on market

Built 1973 Fair condition $87/sqft · at area comps Est $77k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER! BRING YOUR OFFER !!! Welcome to Inglewood East Shores, one of the most sought-after 55+ manufactured home communities on the Eastside! This well-maintained home offers comfortable single-level living in a vibrant community situated along the Sammamish River. Enjoy access to the private dock, boat launch, and clubhouse — all just steps from your door. Inside, you'll find a functional open layout with a well-appointed kitchen with eating space, washer/dryer and 2 bedrooms. Outside, a covered carport, storage shed, and relaxing outdoor space make everyday living easy. Minutes to Lake Washington, the Burke-Gilman Trail, SR-522, and I-405 — plus shopping, dining, a

Key facts

• Clubhouse
• Covered carport
• Private dock

Tags

• PRIVATE DOCK
• BOAT LAUNCH
• CLUBHOUSE
• OPEN LAYOUT
• WELL-APPOINTED KITCHEN
• COVERED CARPORT

Property features AI

Finance

• Other: Buyer broker compensation: 2.5%; On market date: May 8, 2026
• Financial info: Listing terms: Cash
• HOA & community: Park approved for sale; Inglewood East Shores park with 78 homes; Community clubhouse and common areas; Community waterfront/private beach access; Park laundry; Pets allowed — see remarks; Land lease (monthly)

Exterior

• Parking: Carport
• Utilities: Public water (NUD); Public sewer (NUD); Electric service (PSE); Electric water heater
• Home design: Single-wide manufactured home (Manufactured House); One level; Average condition; Blue Moon MRed2 model; Mobile home remains on site; Metal skirting
• Construction: Metal/vinyl construction materials; Torch down roof
• Exterior features: Patio/porch/deck; Metal/vinyl exterior; Paved lot; On waterfront / community waterfront access

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 three-quarter bathroom (1 shower)
• Heating & cooling: Forced air heating; Window cooling unit(s)
• Interior features: Water heater (electric, located in closet); Kitchen with eating space; Living room; Community laundry available in park
• Laundry & utility: Washer; Dryer; Outdoor storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 1.6% in Kenmore — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#21 in WA, #427 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Northshore School District (suburban): math 69% / reading 78% proficiency, ranked #9 of 291 in WA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.1%/yr); 190 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• King County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $75k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.82% ✓
• Cap rate: 24.77%
• Cash-on-cash: 65.98%
• DSCR: 3.94
• GRM: 3.0

CMA / ARV

• ARV (median comp): $76,698
• List price: $75,000
• Delta: -2.21%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7031 NE 175th St #33	0.20mi	2/1.0	860 (-0%)	7mo	$78,000	$91	84
7614 NE Bothell Way #14	0.26mi	2/1.5	980 (+13%)	17mo	$140,000	$143	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.09% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 3.63×
• Total profit: $55,306
• Equity at exit: $11,183

10-year hold

• IRR: 64.4%
• Equity multiple: 7.19×
• Total profit: $129,958
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98028

• Rents YoY: 2.1%
• Active inventory: 190
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,088

Break-even live

Break-even rent $740

Max offer price $75,000

Occupancy floor 44%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7345 NE 175th St Kenmore, WA	1.0	1.0	760	$1,850	$2.43	24d	1	0.05mi
7711 NE 175th St Kenmore, WA	1.0	1.0	709	$1,874	$2.64	3d	1	0.17mi
17525 80th Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	900	$1,999	$2.22	5d	4	0.37mi
7208 NE 182nd St Unit 7206 Kenmore, WA	1.0	1.0	888	$2,000	$2.25	3d	1	0.44mi
18235 73rd Ave NE Kenmore, WA	1.0–2.0	1.0	787	$1,850	$2.35	5d	4	0.46mi
18249 73rd Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	827	$2,400	$2.90	10d	7	0.49mi
18151 68th Ave NE Kenmore, WA	1.0	1.0	720	$2,196	$3.05	5d	4	0.54mi
17527 83rd Pl NE Kenmore, WA	2.0	2.0	900	$1,990	$2.21	5d	1	0.56mi
6711 NE 182nd St Kenmore, WA	1.0–2.0	1.0–2.0	899	$2,644	$2.94	3d	10	0.59mi
17512 83rd Pl NE Kenmore, WA	1.0–2.0	1.0–2.0	850	$2,250	$2.65	2d	4	0.62mi
6410 NE 181st St Kenmore, WA	2.0	1.0	910	$2,500	$2.75	44d	1	0.73mi
18930 68th Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	799	$2,497	$3.13	2d	6	0.81mi
8700 NE Bothell Way Bothell, WA	1.0–3.0	1.0–2.0	1038	$2,098	$2.02	2d	8	0.82mi
15914 84th Ave NE Unit C Kenmore, WA	2.0	1.0	850	$1,975	$2.32	44d	1	1.00mi
17725 Hall Rd Bothell, WA	1.0–2.0	1.0	772	$1,950	$2.52	3d	1	1.30mi
9505 NE 180th St Unit 102 Bothell, WA	2.0	2.0	1070	$2,595	$2.43	11d	1	1.34mi
9517 NE 180th St Unit B106 Bothell, WA	1.0	1.0	730	$2,200	$3.01	20d	1	1.36mi
9517 NE 180th St Unit B207 Bothell, WA	2.0	1.0	840	$1,850	$2.20	2d	1	1.36mi
9517 NE 180th St Bothell, WA	1.0	1.0	730	$1,900	$2.60	24d	2	1.36mi
9525 NE 180th St Unit 306 Bothell, WA	1.0	1.0	740	$1,900	$2.57	3d	1	1.38mi
9525 NE 180th St Unit 303 Bothell, WA	2.0	2.0	1080	$2,375	$2.20	5d	1	1.38mi
18125 96th Ave NE Unit 4 Bothell, WA	2.0	1.0	900	$1,725	$1.92	24d	1	1.40mi
18125 96th Ave NE Unit 7 Bothell, WA	2.0	1.0	900	$1,895	$2.11	5d	1	1.40mi
18125 96th Ave NE Apt 6 Bothell, WA	2.0	1.0	900	$1,895	$2.11	44d	1	1.40mi
18209 96th Ave NE Bothell, WA	1.0	1.0	600	$1,850	$3.08	44d	1	1.41mi
18305 96th Ave NE Bothell, WA	2.0	1.0	670	$2,300	$3.43	15d	2	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 41 DOM
2. 2026-06-17
   days on market $75,000 Active 40 DOM
3. 2026-06-16
   days on market $75,000 Active 39 DOM
4. 2026-06-15
   days on market $75,000 Active 38 DOM
5. 2026-06-13
   days on market $75,000 Active 36 DOM
6. 2026-06-13
   days on market $75,000 Active 35 DOM
7. 2026-06-09
   days on market $75,000 Active 32 DOM
8. 2026-06-08
   days on market $75,000 Active 31 DOM
9. 2026-06-07
   days on market $75,000 Active 30 DOM
10. 2026-06-04
    days on market $75,000 Active 27 DOM
11. 2026-06-03
    days on market $75,000 Active 26 DOM
12. 2026-06-02
    days on market $75,000 Active 25 DOM
13. 2026-06-02
    price $75,000 Active 24 DOM
14. 2026-06-01
    days on market $85,000 Active 24 DOM
15. 2026-05-31
    days on market $85,000 Active 23 DOM
16. 2026-05-08
    listed $85,000 Active
17. 2024-04-12
    soldstatus $50,000 Closed
18. 2024-02-24
    status Pending
19. 2023-12-10
    listed $52,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,412
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$2,182
• Taxable income: $12,666
• Est. tax owed @ 24.0%: −$3,040
• After-tax cash flow: $10,019/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and some exterior maintenance. The property has good curb appeal and is located in a desirable community.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Minor exterior siding — some wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets and appliances — modernizes the kitchen and improves functionality
• Both replace bathroom fixtures — modernizes the bathroom and improves functionality
• Both landscaping — enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets and appliances — modernizes the kitchen and improves functionality ↑
• Both replace bathroom fixtures — modernizes the bathroom and improves functionality ↑
• Both landscaping — enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northshore School District
• NCES district ID: 5305910
• Math proficiency: 69% ▼ -3.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $92,951
• Composite: 67.41/100
• National rank: #826
• State rank: #9 of 291 in WA

Livability — Kenmore

• Score: 86/100
• State rank: #21
• US rank: #427

Category grades

Amenities A+ Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenmore, WA
• County: King County · 2,251,916 people
• City population: 23,741
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 23,741
• Household income: $139,764
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 557.0

Population outlook (King County) Hauer SSP2

• Today (2025): 2,576,485 people
• By 2030: 2,803,316 · +8.8%
• By 2040: 3,255,921 · +26.4%
• By 2050: 3,706,444 · +43.9%
• By 2075: 4,746,063 · +84.2%
• By 2100: 5,407,730 · +109.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Asian 15% Hispanic / Latino 11% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Italian 4% Slovak 2%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 7% Chinese 5% Other Indo-European 3%

Political lean MEDSL · King

• 2024 margin: Solid D (+51.7) · D 74.2% · R 22.5% · Other 3.4%
• 2008→2024 swing: +9.6pp toward D · 2008: 42.1pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.7 2016: D+50.4 2012: D+39.9 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -907.61%
• Current HPI: 392.3867
• Rent YoY: ▲ 2.09%
• Metro: Seattle-Tacoma-Bellevue, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+41.8% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2026-05-08 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2024-04-12 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2024-02-24 Pending — NWMLS as Distributed by MLS Grid
• 2023-12-10 Listed $52,900 NWMLS as Distributed by MLS Grid